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EIR No. 2018-01, DA No. 2018-01, GPA No. 2018-06, AA No. 2018-10 2525 North Main Street February 5, 2019 Page 6 Analvsis of the Issues Environmental Impact Report The applicant submitted a development proposal that requires the approval of several discretionary applications. Given the size and location of the project, as well as the proposed zoning and general plan modifications, extensive environmental review was needed. After completion of the Initial Study for the project, it was determined that the California Environmental Quality Act (CEQA) required the preparation and certification of an environmental impact report (EIR) for this project. The purpose of an EIR is to identify the significant effects on the environment of a project, to identify alternatives to the project, and to indicate the manner in which those significant effects can be mitigated or avoided. To determine what potential effects would be caused by the project, the EIR analyzed issues related to Aesthetics; Air Quality; Biological Resources; Cultural/Historic Resources; Greenhouse Gas Emissions; Hazards and Hazardous Materials; Land Use and Planning; Noise; Population and Housing; Public Services; Transportation and Circulation; Tribal Cultural Resources; Utilities and Service Systems; and Energy. On February 12, 2018, the Initial Study and Notice of Preparation were released to solicit comments regarding the scope and content of the Draft EIR (DEIR). A scoping meeting was held on March 1, 2018 with approximately 164 people in attendance and a total of 163 written comment letters were received at the conclusion of the 30 -day public comment period. The comments were reviewed, and additional areas of analysis and studies were added to the scope of the Draft EIR as appropriate. The comments are included as Appendix A of the Draft EIR. The Draft EIR analyzed the direct and indirect impacts resulting from construction and operation of the proposed project. In addition to analyzing fourteen environmental topic areas, the EIR also evaluated three options for access and egress to the project. The analysis included Main Street access only as proposed (Option A), access from Main Street plus a secondary access/egress driveway at the Main Street and Walkie Way/Santiago Park intersection (Option B), and access/egress from both Main Street and Edgewood Road (Option C). Three project alternatives were also analyzed within the document. These included a no build alternative, where the existing approximately 80,000 square foot building would remain as is and be reoccupied by an office use (Alternative 1); a reduced multi -family project consisting of a 30 percent reduction in density (Alternative 2); and build out of the site under the existing Professional zoning district development standards, which could result in an approximately 390,000 square foot two and three-story office building (Alternative 3). The Draft EIR determined that the proposed project would require mitigation related to aesthetics, air quality, biological resources, hazardous materials, construction noise and vibration, interior noise, and tribal resources. Impacts related to aesthetics would remain significant and unavoidable after mitigation. On August 7, 2018, the Draft EIR was circulated for review and comment to public, City Council, Planning Commission, local, regional and state agencies, and interested parties for a 45 -day public 75E-6